You are asking a question that many others should but don't understand. The bottom line is what will YOU put in your pocket after closing or how much will you need to bring to closing to get the home sold and closed, how you get there can be many different ways. Many factors go into selling, condition of your home, age, area selling prices, current mortgage balance, Realtor commission and fee's etc. Almost everything is negotiable and once you have good numbers to look over you can make a sound decision and discuss options. Whether it's offering some buyers closing costs, commission adjustments, other incentives as stated or just selling at a reasonable price with resonable expectations.
Contact a Realtor who will do a market analysis, show you the latest sales information in your area, give you an estimated cost break down including the payoff of your mortgage (Seller's Net Sheet) , then armed with that information you can make a sound decision. Best of luck to you.